09-01-09 Item 26South Miami
All-America en„
CITY OF SOUTH MIAMI 1 I r
OFFICE OF THE CITY MANAGER
INTER - OFFICE MEMORANDUM 2001
To: The Honorable Mayor Feliu and Members of the City Commission
Via: Ajibola Balogun, City Manager
From: Thomas J. Vageline, Director
Planning and Zoning Depart n
Date. September 1, 2009 ITEM No.
a
Subject:
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF SOUTH MIAMI, FLORIDA, AMENDING THE 2007 SOUTH MIAMI'
EVALUATION AND APPRAISAL REPORT (EAR) BASED TEXT
AMENDMENT DOCUMENT ADOPTED BY THE CITY COMMISSION ON
AUGUST 23, 2007, BY AMENDING THE COMPREHENSIVE PLAN FUTURE
LAND USE ELEMENT IN ORDER TO ADOPT A NEW FUTURE LAND USE
MAP CATEGORY ENTITLED "NEIGHBORHOOD CENTER / MIXED USE
DISTRICT" WHICH AMENDMENT WOULD ALLOW FOR THE
IMPLEMENTATION OF PLANS FOR THE MADISON SQUARE PROJECT;
PROVIDING AN EFFECTIVE DATE; PROVIDING FOR SEVERABILITY,
ORDINANCES IN CONFLICT; AND PROVIDING AN EFFECTIVE DATE.
SUMMARY OF REQUEST
At the City Commission's July 21, 2009 meeting Commissioner Palmer requested the
Planning Board to consider adding a new "Neighborhood Center /Mixed Use (Four
Story)" future land use category into the currently pending EAR Based Text
Amendments. This renewed effort is in the form of a draft ordinance which adopts the
proposed land use category as previously contained in the Evaluation and Appraisal
Report Based Text Amendment document (adopted in August 2007) with the specific
exception that the residential density maximum is limited to 30 units per acre. There was
concern expressed at the meeting that a new land use category could be used at other
locations in the City, unless a geographic limitation was included in the land use category
description itself.
The Commissioner has stated that the City must move forward on the Madson Square
project and that the purpose of her proposed ordinance is to create a compromise which
will allow implementation of the project and for the final adoption of the overall
Evaluation and Appraisal Report Based Text Amendment document.
2-
LEGISLATIVE BACKGROUND
The final adoption of the Comprehensive Plan Evaluation and Appraisal Report Based
Text Amendments has been pending since August 23, 2007 when the document was
approved and sent to DCA. The document adopted in 2.007 was approved by Florida
Department of Community Affairs (DCA) in January 2008.
The City Commission on several occasions has been unable to formally adopt the second
reading ordinance for the amendments. The primary reason for the delay' has been
disagreement on the standards and applicability of the proposed Future Land Use
Category "Neighborhood Center/Mixed Use District (Four Story)" which would be
needed to implement the Madison Square Project. During the past year a number of
questions on density, current economic conditions and neighborhood impact has raised
concerns.
The City Commission at its July 28, 2009 meeting adopted Ordinance No.13 -09 -2005
which removed the proposed Future Land Use Category "Neighborhood Center /Mixed
Use District (Four Story)" from the Evaluation and Appraisal Report Based Text
Amendment document adopted on August 23, 2007. This ordinance has been forwarded
to the Florida Department of Community Affairs.
NEW PROPOSAL FROM CITY COMMISSION
The new proposal introduced by Commissioner Palmer is to re -adopt the proposed Future
Land Use Map category entitled "Neighborhood Center /Mixed Use District (Four
Story) ". It incorporates the same language and standards of the previous version of the
land use district with the exception being that the residential density maximum shall be
limited to 30 units per acre and a geographic delineation limiting the use of this proposed
land use category to the Madison Square project area is also added. Attached is a draft
ordinance which would re -insert the "Neighborhood Center /Mixed Use District (Four
Story)" into the EAR Based Text Amendment document.
The actual wording of the land use category as suggested by the Commissioner is shown
on two alternative exhibits. Exhibit "A" uses the exact wording that was submitted in
August 2007 with a 30 unit per acre maximum in place of 60 units per acre and the
geographic delineation limiting the use of this proposed land use category to the Madison
Square project area. Exhibit `B" is a more simplified wording of the land use category
also with a 30 unit per acre maximum in place of the 60 units per acre and also includes
the geographic delineation. (NOTE: Exhibit `B" was at one time considered and
approved on first reading by the City Commission at its April 22, 2008 meeting,
however, final adoption on second reading was not approved.
PLANNING BOARD ACTION
The Planning Board (Local Planning Agency) at a special meeting held on August 19,
2009, after public hearing, adopted a motion by a vote of 5 ayes 1 nay ( Mr. Whitman
voted no). The vote resulted in a recommendation for the adoption of the proposed
ordinance with Exhibit `B ". with a maximum 40 units an acre as the appropriate density
for the a Future Land Use Map category entitled "Neighborhood Center /Mixed Use
District (Four Story) ". This new category would be inserted in the Comprehensive Plan
Evaluation and Appraisal Report Based Text Amendments Document dated August 23,
2007.
It is important to note that the board's recommendation of 40 units per acre was selected
after considerable discussion. The Board's professional members, an architect, a planner,
a civil engineer and an attorney, all felt that the maximum number of units per acre
needed to be 40 in order to. insure a financially feasible project.
Attachments:
Draft Ordinance
Planning Board Minutes Excerpt 8 -19 -09
Planning Staff Report 8 -19 -09
Copy of Public Notices
JV /SAY
X.• I Comm Items1200919 -1 -091 EAR Add New Mad Sq FL UM CM Report. doc
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ORDINANCE NO.
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF SOUTH MIAMI, FLORIDA, AMENDING THE 2007 SOUTH MIAMI
EVALUATION AND APPRAISAL REPORT (EAR) BASED TEXT
AMENDMENT DOCUMENT ADOPTED BY THE CITY COMMISSION ON
AUGUST 23, 2007, BY AMENDING THE COMPREHENSIVE PLAN FUTURE
LAND USE ELEMENT IN ORDER TO ADOPT A NEW FUTURE LAND USE
MAP CATEGORY ENTITLED "NEIGHBORHOOD CENTER / MIXED USE
DISTRICT" WHICH AMENDMENT WOULD ALLOW FOR THE
IMPLEMENTATION OF PLANS FOR THE MADISON SQUARE PROJECT;
PROVIDING AN EFFECTIVE DATE; PROVIDING FOR SEVERABILITY,
ORDINANCES IN CONFLICT; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the Florida Legislature intends that local planning be a continuous
and ongoing process; and
WHEREAS, Section 163.3191, Florida Statutes, directs local governments to
periodically assess the success or failure of the adopted plan to adequately address
changing conditions and state policies and rules; and
WHEREAS, Section 163.3191, Florida Statutes, directs local governments to
adopt needed amendments to ensure that the plan provides appropriate policy guidance
for growth and development; and
WHEREAS, the City completed its proposed Evaluation and Appraisal Report
Based Textural Amendments consistent with the requirements of Chapter 163, Part Il,
F.S., and Rule 9J -5 and 9J -11, F.A.C.; and
WHEREAS, the City Commission at a special meeting on August 23, 2007
reviewed and revised the final Evaluation and Appraisal Report Based Text amendments
to the Comprehensive Plan, and adopted on first reading an ordinance approving the
Report and authorized its transmittal to the Florida Department of Community Affairs for
review and comment; and
WHEREAS, the Florida Department of Community Affairs in a communication
dated January 18, 2008 transmitted an Objections, Recommendations, and Comments
(ORC) Report which report found that the EAR Comprehensive Plan amendments to be
consistent with Rule 9J -5, Florida Administrative Code and Chapter 163, Part II, Florida
Statutes; and
WHEREAS, the City of South Miami was required by Florida State Statute
Section 163.3191 to adopt by ordinance the final Evaluation and Appraisal Report Based
Text Amendments by May 18, 2008; and
2
1 WHEREAS, the City Commission at meetings on April 1, 2008, May 20, 2008,
2 April 21, 2009, and August 4, 2009 failed to adopt the Evaluation and Appraisal Report
3 Based Text Amendments; and
4
5 WHEREAS, it is proposed that in order to finalize and transmit the Evaluation
6 and Appraisal Report Based Text Amendments a revision to the original Evaluation and
7 Appraisal Report would be appropriate; and
8
9 WHEREAS, the City Commission at its July 28, 2009 meeting adopted
10 Ordinance No. 13-09-2005 which removed the wording of the proposed Future Land Use
11 Map category entitled "Neighborhood Center /Mixed Use District (Four Story)" on pp. 16
12 and 17 of the Comprehensive Plan Evaluation and Appraisal Report Based Text
13 Amendments Document dated August 23, 2007; and
14
15 WHEREAS, the Planning Board has been requested by a City Commissioner to
16 consider a revised Future Land Use Map category entitled "Neighborhood Center /Mixed
17 Use District (Four Story)" to be incorporated into the Comprehensive Plan Evaluation
18 and Appraisal Report Based Text Amendments Document dated August 23, 2007; and
19
20 WHEREAS, the revised Future Land Use Map category entitled "Neighborhood
21 Center /Mixed Use District (Four Story)" should incorporate the same language and
22 standards of the previously proposed future land use district with the exception that the
23 residential density maximum shall be limited to 30 units per acre and a geographic
24 limitation on the use of the category is included; and
25
26 WHEREAS, the Local Planning Agency (Planning Board) at a special meeting
27 on August 19, 2009 after public hearing, adopted a motion by a vote of 5 ayes and 1 nay
28 recommending that the revised Future Land Use Map category entitled "Neighborhood
29 Center /Mixed Use District (Four Story)" as set forth in Exhibit `B" should be approved.
30
31 NOW THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION
32 OF THE CITY OF SOUTH MIAMI, FLORIDA, THAT:
33
34 Section 1. The City Commission hereby approves a Future Land Use Map
35 category entitled "Neighborhood Center /Mixed Use District (Four Story)" as shown on
36 attached Exhibit `B" to be incorporated into the City of South Miami Comprehensive
37 Plan Evaluation and Appraisal Report (EAR) Based Text Amendments Document
38 approved on August 23, 2007.
39
40 Section 2. All ordinances or parts of ordinances in conflict with the provisions of
41 this ordinance are hereby repealed.
42
43 Section 3. If any section, clause, sentence, or phrase of this ordinance is for any
44 reason held invalid or unconstitutional by a court of competent jurisdiction, this holding
45 shall not affect the validity of the remaining portions of this ordinance.
46
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Section 4. This ordinance shall be effective immediately after the adoption
hereof.
PASSED AND ADOPTED this day of , 2009
ATTEST:
CITY CLERK
READ AND APPROVED AS TO FORM:
CITY ATTORNEY
APPROVED:
MAYOR
1 st Reading:
2nd Reading
COMMISSION VOTE:
Mayor Feliu:
Vice Mayor Beasley:
Commissioner Palmer:
Commissioner Newman:
Commissioner Sellars:
X:\PB\PB Agendas StaffReports\2009 Agendas Staff Reports \8- 19- 09 \PB -09 -019 EAR Add New Mad.Sq. FLUM Ord.doc
2
3 EXHIBIT "A"
4
5 Proposed Amendment
6 EAR Based Text Amendments
7 Chapter I Future Land Use Element
8 (pp. 16-17)
9
10 FUTURE LAND USE CATEGORY
11
12 Neighborhood Center /Mixed Use District (Four Story)
13
14 The Neighborhood Center /Mixed Use-land use category is intended to allow for a mix of
15 retail, office, residential and cultural /entertainment uses characteristic of traditional
16 neighborhoods. Permitted heights, densities and intensities shall be set forth in the Land
17 Development Code. Neighborhood Center /Mixed Use developments are unified, cohesively
18 designed developments, built according to specific and detailed plans which allow a mix
19 of uses that are substantially related, compatible or complementary. Neighborhood
20 Center /Mixed Use developments shall emphasize pedestrian use and accessibility through
21 urban design principals as referenced in the City's Land Development Regulations. Such
22 developments shall respect the existing street grid by including multiple parcels on
23 adjacent blocks (bisected by public rights -of -way).
24
25 Pursuant to recommendations by the Department of Community Affairs to include a Floor
26 Area Ratio (F.A.R.) in the Comprehensive Plan (as opposed to the provisions in the Land
27 Development Code), the City adopts a F.A.R. of 2.0 for this land use category which will be
28 the existing F.A.R. in the Land Development Code for the corresponding zoning district
29 and a minimum lot size of .5 acres. In addition, the City adopts a maximum residential
30 density of 30 dwelling units per acre. For the NC /MU Category, any residential component
31 shall be no greater than 75% or less than 40% of the gross floor area of the development.
32 Nonresidential components shall be no greater than 60% or less than 25% of the gross _
33 floor area. The maximum number.of units allowed shall be based on the density of the
34 residential units proposed multiplied by the net acreage of the parcel multiplied by the
35 percentage of the residential component as enumerated above. Residential uses may be
36 located on any floor office uses on the first and second floors, while retail,
37 cultural /entertainment and office uses shall be restricted to the ground floor of a multi -
38 story building.
39
40 The application of the Neighborhood Center /Mixed Use Future Land Use Category is
41 limited solely to the Madison Square Development Project located in the area bounded
42 on the north by SW 64 Street, on the west by SW 60 Avenue, on the east by SW 59
43 Court and on the south by the theoretical eastward extension of the south right- of-way
44 line of SW 64 Terrace in the South Miami Community Redevelopment Area.
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48 X:\PB\PB Agendas Staff Reports\2009 Agendas Staff Reports \8- 19- 09\Exhibit A EAR Add New Mad Sq FLUM.doc
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4 EXHIBIT "B"
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6 REVISED FUTURE LAND USE CATEGORY FOR MADISON SQUARE
7
8 Neighborhood Center/ Mixed Use District (Four Story)
9
10 The Neighborhood Center /Mixed Use future land use category is intended to allow for
11 a mix of retail, office, residential and culturaUentertainment uses characteristic of
12 traditional neighborhoods. Neighborhood Center /Mixed Use developments are unified
13 cohesively designed developments, built according to specific and detailed plans which
14 allow a mix of uses that are substantially related, compatible or complementary.
15 Developments shall emphasize pedestrian use and accessibility through urban design
16 principals as referenced in the City's Land Development Regulations. Such
17 developments shall respect the existing street grid by including multiple parcels on
18 adjacent blocks (bisected by public rights -of- way).
19
20 Permitted heights, densities, and intensities shall be set forth in the Land Development
21 Code subject to the following constraints: minimum lot size of 0.5 acres, maximum
22 building height of four stories, maximum F.A.R. of 2.0, maximum residential density
23 of 30 units /acre.
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25 Any residential component shall be no greater than 75% or less than 40% of the gross
26 floor area of the development. Non residential components shall be no greater than
27 60% or less than 25% of the gross floor area. Residential uses may be located on any
28 floor, office uses on the first and second floor, while retail and culturaUentertainment
29 uses shall be restricted to the ground floor.
30
31 The application of the Neighborhood Center /Mixed Use Future Land Use Category is
32 limited solely to the Madison Square Development Project located in the area bounded
33 on the north by SW 64 Street, on the west by SW 60 Avenue, on the east by SW 59
34 Court and on the south by the theoretical eastward extension of the south right- of-way
35 line of SW 64 Terrace in the South Miami Community Redevelopment Area.
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43 X:\PB\PB Agendas Staff Reports \2009 Agendas Staff Reports \8- 19- 09\Exhibit B )Madison Sq.FLUM 8- 19.doc
1
ORDINANCE NO.
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF SOUTH MIAMI, FLORIDA, AMENDING THE 2007 SOUTH MIAMI
EVALUATION AND APPRAISAL REPORT (EAR) BASED TEXT
AMENDMENT DOCUMENT ADOPTED BY THE CITY COMMISSION ON
AUGUST 23, 2007, BY AMENDING THE COMPREHENSIVE PLAN FUTURE
LAND USE ELEMENT IN ORDER TO ADOPT A NEW FUTURE LAND USE
MAP CATEGORY ENTITLED "NEIGHBORHOOD CENTER / MIXED USE
DISTRICT" WHICH AMENDMENT WOULD ALLOW FOR THE
IMPLEMENTATION OF PLANS FOR THE MADISON SQUARE PROJECT;
PROVIDING AN EFFECTIVE DATE; PROVIDING FOR SEVERABILITY,
ORDINANCES IN CONFLICT; AND PROVIDING AN EFFECTIVE DATE."
WHEREAS, the Florida Legislature intends that local planning be a continuous
and ongoing process; and
WHEREAS, Section 163.3191, Florida Statutes, directs local governments to
periodically assess the success or failure of the adopted plan to adequately address
changing conditions and state policies and rules; and
WHEREAS, Section 163.3191, Florida Statutes, directs local governments to
adopt needed amendments to ensure that the plan provides appropriate policy guidance
for growth and development; and
WHEREAS, the City completed its proposed Evaluation and Appraisal Report
Based Textural Amendments consistent with the requirements of Chapter 163, Part II,
F:S., and Rule 9J -5 and 9J -11, F.A.C.; and
WHEREAS, the City Commission at a special meeting on August 23, 2007
reviewed and revised the final Evaluation and Appraisal Report Based Text amendments
to the Comprehensive Plan, and adopted on first reading an ordinance approving the
Report and authorized its transmittal to the Florida Department of Community Affairs for
review and comment; and
WHEREAS, the Florida Department of Community Affairs in a communication
dated January 18, 2008 transmitted an Objections, Recommendations, and Comments
(ORC) Report which report found that the EAR Comprehensive Plan amendments to be
consistent with Rule 9J -5, Florida Administrative Code and Chapter 163, Part II, Florida
Statutes; and
WHEREAS, the City of South Miami was required by Florida State Statute
Section 163.3191 to adopt by ordinance the final Evaluation and Appraisal Report Based
Text Amendments by May 18, 2008; and
2
WHEREAS, the City Commission at meetings on April 1, 2008, May 20, 2008,
April 21, 2009, and August 4, 2009 failed to adopt the Evaluation and Appraisal Report i
Based Text Amendments; and
WHEREAS, it is proposed that in order to finalize and transmit the Evaluation
and Appraisal Report Based Text Amendments a revision to the original Evaluation and
Appraisal Report would be appropriate; and
WHEREAS, the City Commission at its July 28, 2009 meeting adopted
Ordinance No. 13 -09 -2005 which removed the wording of the proposed Future Land Use
Map category entitled "Neighborhood Center /Mixed Use District (Four Story)" on pp. 16
and 17 of the Comprehensive Plan Evaluation and Appraisal Report Based Text
Amendments Document dated August 23, 2007; and
WHEREAS, the Planning Board has been requested by a City Commissioner to
consider a revised Future Land Use Map category entitled "Neighborhood Center /Mixed
Use District (Four Story)" to be incorporated into the Comprehensive Plan Evaluation
and Appraisal Report Based Text Amendments Document dated August 23, 2007; and
WHEREAS, the revised Future Land Use Map category entitled "Neighborhood
Center /Mixed Use District (Four Story)" should incorporate the same language and
standards of the previously proposed future land use district with the exception that the
residential density maximum shall be limited to 30 units per acre and a geographic
limitation on the use of the category is included; and
WHEREAS, the Local Planning Agency (Planning Board) at a special meeting
on August 19, 2009 after public hearing, adopted a motion by a vote of 5 ayes and 1 nay
recommending that the revised Future Land Use Map category entitled "Neighborhood
Center /Mixed Use District (Four Story)" as set forth in Exhibit `B" should be approved.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION
OF THE CITY OF SOUTH MIAMI, FLORIDA, THAT:
Section 1. The City Commission hereby approves a Future Land Use Map
category entitled "Neighborhood Center/Mixed Use District (Four Story)" as shown on
attached Exhibit "B" to be incorporated into the City of South Miami Comprehensive
Plan Evaluation and Appraisal Report (EAR) Based Text Amendments Document
approved on August 23, 2007.
Section 2. All ordinances or parts of ordinances in conflict with the provisions of
this ordinance are hereby repealed.
Section 3. If any section, clause, sentence, or phrase of this ordinance is for any
reason held invalid or unconstitutional by a court of competent jurisdiction, this holding
shall not affect the validity of the remaining portions of this ordinance.
3
Section 4. This ordinance shall be effective immediately after the adoption
hereof.
PASSED AND ADOPTED this _ day of , 2009
ATTEST:
CITY CLERK
READ AND APPROVED AS TO FORM:
CITY ATTORNEY
APPROVED:
MAYOR
1 st Reading:
2nd Reading
COMMISSION VOTE:
Mayor Feliu:
Vice Mayor Beasley:
Commissioner Palmer:
Commissioner Newman:
Commissioner Sellars:
X:\PB\PB Agendas Staff Reports\2009 Agendas Staff Reports \8- 19- 09\PB -09 -019 EAR Add New Mad.Sq. FLUM Ord.doc
2
3 EXHIBIT "A'
4
5 Proposed Amendment
6 EAR Based Text Amendments
7 Chapter 1 Future Land Use Element
-8 (pp. 16-17)
9
10 FUTURE LAND USE CATEGORY
11
12 Neighborhood Center /Mixed Use District (Four Story)
13
14 The Neighborhood Center /Mixed Use land use category is intended to allow for a mix of
15 retail, office, residential and cultural /entertainment uses characteristic of traditional
'16 neighborhoods. Permitted heights, densities and intensities shall be set forth in the Land
17 Development Code. Neighborhood Center /Mixed Use developments are - unified, cohesively
18 designed developments, built according to specific and detailed plans which allow a mix
19 of uses that are substantially related, compatible or complementary. Neighborhood
20 Center /Mixed Use developments shall emphasize pedestrian use and accessibility through
21 urban design principals as referenced in the City's Land Development Regulations. Such
22 developments shall respect the existing street . grid by including multiple parcels on
23 adjacent blocks (bisected by public rights -of -way).
24
25 Pursuant to recommendations by the Department of Community Affairs to include a Floor
26 Area Ratio (F.A.R.) in the Comprehensive Plan (as opposed to the provisions in the Land
27 Development Code), the City adopts a F.A.R. of 2.0 for this land use category which will be
28 the existing F.A.R. in the Land Development Code for the corresponding zoning district
29 and a minimum lot size. of .5 acres. In addition, the City adopts a maximum residential
30 density of 30 dwelling units per acre. For the NC /MU Category, any residential component
31 shall be no greater than 75% or less than 40% of the gross floor area of the development.
32 Nonresidential components shall be no greater than 60% or less than 25% of the gross
33 floor area. The maximum number of units allowed shall be based on the density of the
34 residential units proposed multiplied by the net acreage of the parcel multiplied by the
35 percentage of the residential component as enumerated above. Residential uses may be
36 located on any floor, office uses on the first and second floors, while, retail,
37 cultural /entertainment and office uses shall be restricted to the ground .floor of a multi -
38 story building.
3 9,.
40 The application of the Neighborhood Center /Mixed Use Future Land Use Category is
41 limited solely to the Madison Square Development Proiect located in the area bounded
42 on the north by. -SW 64 Street, on the west by SW 60 Avenue, on the east by SW 59
43 Court and on the south by the theoretical eastward extension of the south right -of -way
44 line of SW 64 Terrace in the South Miami Community Redevelopment Area.
45
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48 X:\PB\PB Agendas Staff Reports\2009 Agendas Staff Reports \8 -19 -09 \Exhibit A EAR Add New Mad Sq FLUM.doc
tom' •s ,._ „�
G
4 EXHIBIT "B"
6 REVISED FUTURE LAND USE CATEGORY FOR MADISON SQUARE
7
8 Neighborhood Center/ Mixed Use District (Four Story)
9
10 The Neighborhood Center /Mixed Use future land use category is intended to allow for
11 a mix of retail, office, residential and cultural/entertainment uses characteristic of
12 traditional neighborhoods. Neighborhood Center /Mixed Use developments are unified
13 cohesively designed developments, built according to specific and detailed plans which
14 allow a mix of uses that are substantially related, compatible or complementary.
15 Developments shall emphasize pedestrian use and accessibility through urban design
16 principals as referenced in the City's Land Development Regulations. Such
17 developments shall respect the existing street grid by including multiple parcels on
18 adjacent blocks (bisected by public rights -of- way).
19
20 Permitted heights, densities, and intensities shall be set forth in the Land Development
21 Code subject to the following constraints: minimum lot size of 0.5 acres, maximum
22 building height of four stories, maximum F.A.R. of 2.0, maximum residential density
23 of 30 units /acre.
24
25 Any residential component shall be no greater than 75% or less than 40% of the gross
26 floor area of the development. Non residential components shall be no greater than
27 60% or less than 25% of the gross floor area. Residential uses.may be located on any
28 floor, office uses on the first and second floor, while retail and culturaUentertainment
29 uses shall be restricted to the ground floor:
30
31 The application of the Neighborhood Center / Mixed Use Future Land Use Category is
32 limited solely to the Madison Square Development Project located in the area bounded
33 on the north by SW 64 Street, on the west by SW 60 Avenue, on the east by SW 59
34 Court and on the south by the theoretical eastward extension of the south right -of -way
35 line of SW 64 Terrace in the South Miami Community Redevelopment Area.
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43 X: \PB\PB Agendas Staff Reports \2009 Agendas Staff Reports \8 -19 -09 \Exhibit B )Madison SgYLUM 8- 19.doc
CITY OF SOUTH MIAMI
PLANNING BOARD
Special Meeting
Action Summary Minutes
Wednesday, August 19, 2009
City Commission Chambers
7:30 P.M.
I. Call to Order and the Pledge of Allegiance to the Flag
Action: The meeting was called to order at 7:40 p.m.
The Pledge of Allegiance was recited in unison.
II. Roll Call
DRAFT
Action: Chairman Morton requested a roll call. Board members present constituting a quorum:
Present: Mr. Morton, Ms. Yates, Mr. Whitman, Mr. Cruz, Mr. Farfan, and Mr. Comendeiro
Absent: Ms. Young
City staff present: Thomas J. Vageline (Planning and Zoning Director), Sanford A. Youkilis-
(Planning Consultant), Maria Stout -Tate (Administrative Assistant II), and Steven David (CRA
Director).
III. Administrative Matters:
Mr. Youkilis stated that the next meeting will be held August 25, 2009. Mr. Youkilis stated that
there is an entire section of the Land Development Code about valet parking and the fees. The
suggestion is to. take valet parking out of LDC and put it into the City Code.
Mr. Whitman asked about the lease parking credit which was brought up in the last meeting of July
14, 2009. Mr. Vageline stated that this item is being studied further due to the fact that it has an
impact on the City's meter parking services and other options are being looked at. The item will
come forward to this Board in the near future.
IV. Planning Board Applications/Public Hearings
PB -09 -019
Applicant: City of South Miami
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
SOUTH MIAMI, FLORIDA, AMENDING THE 2007 SOUTH MIAMI EVALUATION AND
APPRAISAL REPORT (EAR) BASED TEXT AMENDMENT DOCUMENT ADOPTED BY
THE CITY COMMISSION ON AUGUST 23, .2007, BY AMENDING THE
COMPREHENSIVE PLAN FUTURE LAND USE ELEMENT IN ORDER TO ADOPT A
NEW FUTURE LAND USE MAP CATEGORY ENTITLED "NEIGHBORHOOD. CENTER
Planning Board Meeting
August 19, 2009
Page 2 of 5
/MIXED USE DISTRICT" WHICH AMENDMENT WOULD ALLOW FOR THE
IMPLEMENTATION OF PLANS FOR THE MADISON SQUARE PROJECT;
PROVIDING AN EFFECTIVE DATE; PROVIDING FOR SEVERABILITY,
ORDINANCES IN CONFLICT; AND PROVIDING AN EFFECTIVE DATE.
Action: Mr. Morton read this item into record.
Discussion:
Staff remarks: Mr. Youkilis stated that this is another attempt to get a consensus on a Land Use
Category that would be applied to Madison Square entitled "Neighborhood Center /Mixed Use
District" (four stories). t
Mr. Youkilis went on to say that in the current EAR Based Text Amendment document which was
sent to DCA in 2007, is the same document which the City has been trying to adopt. It has been
pending since August 23, 2007, when the document was approved. The document adopted in 2007
was approved by Florida Department of Community Affairs (DCA) in January 2008. The City
Commission on several occasions has been unable to formally adopt the second reading ordinance
for the amendments. The primary reason for the delay has been disagreement on the standards and
applicability of the proposed Future Land Use Category "Neighborhood Center /Mixed Use District
(Four Story)" which would be needed to implement the Madison Square Project. During the past
year a number of questions on density, current economic conditions and neighborhood impact have
raised concerns.
The City Commission at its July 28, 2009 meeting adopted Ordinance No.13 -09 -2005 which
removed the proposed Future Land Use Category "Neighborhood Center /Mixed Use District (Four
Story)" from the Evaluation and Appraisal Report Based Text Amendment document adopted on
August 23, 2007. This ordinance has been forwarded to the Florida Department of Community
Affairs.
Mr. Youkilis went on to say that Commissioner Palmer would like the Board to recommend on the
draft ordinance and Exhibits A and B. Mr. Youkilis stated that the actual wording of the land use
category is shown on two alternative exhibits. Exhibit "A" uses the exact wording that was
submitted in August 2007 with a 30 unit per acre maximum in place of 60 units per acre. Exhibit
"B" is a more simplified description of the land use category also with a 30 unit per acre maximum
in place of the 60 units per acre. Both Exhibits include a geographic delineation limiting the use of
this proposed land use category to the Madison Square project area. Exhibit "B" was at one time
considered and approved on first reading by the City Commission at its April 22, 2008 meeting,
however, final adoption on second reading was not approved. Copies of these two exhibits have
been provided to the Board.
Mr. Youkilis stated that a recommendation on the draft ordinance adopting a revised new Future
Land Use Category entitled "Neighborhood Center /Mixed Use District (Four Story)" including a
selection of one of the two alternative wordings shown on Exhibit . "A" or Exhibit "B" would be
needed by this Board so that it could then be passed to the City Commission.
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Page 3 of 5
Ms.Yates stated that she had two questions. Addressing Mr. Youkilis and Mr. Vageline, she
inquired if the Commission removed the 60 units from the EAR Based Text Amendment that was
sent to DCA. Mr. Vageline stated that the ordinance that removed it was sent to DCA; however the
EAR Based Text Amendments have not yet been adopted. Ms. Yates asked if it was sent for their
review. Mr. Vageline answered by saying it was sent to them for their opinion. Ms. Yates asked if
this gets changed today, is it the intent then that the overall EAR goes up with this particular
proposal. Mr. Vageline answered that if this is approved by the Commission the intent is that it
would be reinserted into the EAR Based Text Amendments.
Mr. Morton asked why the boundary map of Madison Square shows a parking lot on east side area.
Mr. Morton wanted to have this question answered, as to the parking lot area and how the size of
the site is 70,000 square feet.
Mr. Steven David, CRA Director stated that the information given was a "diagram" of Madison
Square. This is a boundary description and does incorporate an extension. The intent is not to close
down the street.
Mr. Youkilis stated that at this stage, we are not setting the specific boundaries of the project. At
this stage we are setting the land use category description. Mr. Vageline interjected and said that the
change will happen within the yellow area. Mr. Morton stated that there might be some "deed"
issues with,handling right of ways.
Ms. Yates asked if the Commission had asked the CRA for a site plan. Mr. David said that there is
money allocated to have a study. The scope of services would have to be shown, and discussed at
the City Commission level. The CRA Board indicated that a study would be necessary and they
wanted to see a scope of services first.
Mr. Morton opened the Public Bearing:
Speaker:
NAME ADDRESS SUPPORT /OPPOSE
Mr. David Tucker 6556 SW 78 Terrace SUPPORT
He stated that he was for amending the EAR document to show the Madison Square project. Mr.
Tucker went on to say that the people who live in the area of Madison Square have been very
patient and the Board needs to approve this project.
Speaker:
NAME ADDRESS SUPPORT /OPPOSE
Simon Codrington, Jr. 6620 SW 63 Avenue OPPOSES AS IS
Mr. Codrington wanted to speak and provide background information for the record. He supports
the EAR as long as it keeps the original words which were sent up to Tallahassee the first time. He
would like to have staff look into the statute that the State has concerning public input. He went on
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August 19, 2009.
Page 4 of 5
to inquire about the time line that was issued by the State and the time line that the City has
followed; he wanted to know if the City was on target. Mr. Codrington stated that DCA made two
comments in ORC Report, but he wanted to know if any of those comments had to do with
Madison Square or the special land use category. Mr. Youkilis said no. Mr. Codrington went on
and asked if personnel from DCA had come down and wanted this Board to know that the _City is
out of compliance. Mr. Youkilis stated that Bob Dennis came down from Tallahassee. Mr.
Codrington stated that the City should not change anything and leave it as it was written. He did not
agree on how this issue has been handled and to change the language is a travesty.
Mr. Cruz asked Mr. Youkilis if Exhibit A was changing the units from 60 to 30.
Mr. Youkilis said yes.
Speaker:
NAME ADDRESS SUPPORT /OPPOSE
Mr. Rodney Williams 6041 SW 66 Street OPPOSES AS 1S
Mr. Williams asked Mr. Youkilis if the language on Exhibit B differed from Exhibit A. Mr.
Williams also asked if the units can be changed if Exhibit A or B goes back to DCA. Mr. Youkilis
said yes. Mr. Williams inquired if there have been any sanctions brought against the City? Mr.
Youkilis stated no.
Mr. Williams asked who initiated this change. Mr. Whitman answered that this Exhibit came from a
City Commissioner not from this Board. The official document has not been adopted. Mr. Morton
stated that the City should get off dead center and move forward. Mr. Williams felt that this issue
was a roller coaster ride, and would like to get a happy medium to see what could be affordable; 45
up to 60 units.
Mr. Morton closed the Public Hearing.
Mr. Whitman asked do we have to choose between A or B. Mr. Youkilis stated that this Board
could recommend either one. Mr. Whitman interjected and reminded the Board that the City
Commission already made their decision.
Mr. Morton stated that maybe 60 units will not fly.
Mr. Whitman stated that Commissioner Palmer would be able to speak on this when it comes up in
the City Commission Meeting.
Mr. Farfan stated that he would like to see a report from the CRA Board, and what might be
politically feasible might not be economical feasible. Mr. Morton interjected and said they are
going to get a study done.
Mr..Cruz interjected and said that the only problem that he has on this issue is to be sure that the
density of units could not be used in other areas.
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Page 5 of 5
Mr. Whitman stated that in the Comprehensive Plan you have -land use descriptions, and then you
specify which areas those land use descriptions are applied to the Future Land Use Map. That is the
only part of the Comprehensive Plan that specifies boundaries per sites. Ms. Yates stated that there
are other Comprehensive Plans in other Cities that have specified areas designated in their land use
categories. Mr. Cruz addressed Mr. Whitman that there have been five hearings reviewing what is
stated on the last paragraph. It is very important to keep that last paragraph in these documents.
Mr. Morton inquired if it was possible to recommend Exhibit B with a suggestion to change the unit
count from 30 to 40? Mr. Youkilis stated that the Board can recommend A or B and then make
another recommendation to state 40 units instead of 30. "
Mr. Whitman interjected to remind the Board that the Commission is going to do what ever they
want.
Ms. Yates inquired as to what was the density of Valencia and Red Road Commons. Mr. Youkilis
stated that Valencia was 300 units on 3 acres or 100 units per acre. Red Road Commons is 3, 4, 5
stories at 59 units an acre. Ms. Yates went on to state that 30 units will not provide the density that
will be needed to provide affordable housing.
Motion: Juan Comendeiro moved to recommend approval of the proposed ordinance with Exhibit
B; and Line 23 to say 40 units instead of 30 units. Mr. Morton seconded the motion.
Discussion:
Mr. Farfan asked Ms.Yates, what would be a minimum density to be feasible? Ms. Yates stated that
40 units would be better. Mr. Whitman interjected and asked what if there is a mixed use with two
floors of commercial use? Mr. Farfan stated that if 40 units is maximum, then couldn't we make it
higher.
Mr. Cruz inquired if the Board would be voting on having the 30 units specified or would they
change the units all together on Exhibit B to state 40 units. Mr. Youkilis stated that the Board could
vote on Exhibit B, and recommend 40 units instead of the 30.
Vote:
Motion was adopted and passed: 511 (Mr. Whitman -No).
V. New Business: None
VI. Future Meeting Dates: Tuesday, August 25, 2009; Wednesday, September 9, 2009
VII. Adjournment at 9:00 p.m.
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°Uri
-QCORPO7
ATg E
P 192
O i R
CITY OF SOUTH MIAMI
To: Honorable Chair & Date: August 19, 2009
Planning Board Members
From: Thomas J. Vageline, Director Re: EAR Based Text Amendments
Planning and Zoning Departme Add New Future Land
Use Category -
PB -09 -019
Applicant:" City of South Miami
AN_.ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF SOUTH MIAMI, FLORIDA, AMENDING THE 2007 SOUTH MIAMI
EVALUATION AND APPRAISAL REPORT (EAR) BASED TEXT
AMENDMENT DOCUMENT ADOPTED BY THE CITY COMMISSION ON
AUGUST 23, 2007, BY AMENDING THE COMPREHENSIVE PLAN FUTURE
LAND USE ELEMENT IN. ORDER TO ADOPT A NEW FUTURE LAND USE
MAP CATEGORY ENTITLED "NEIGHBORHOOD CENTER / MIXED USE
DISTRICT" WHICH AMENDMENT WOULD ALLOW FOR THE
IMPLEMENTATION OF PLANS FOR THE MADISON SQUARE PROJECT;
PROVIDING AN EFFECTIVE DATE; PROVIDING FOR SEVERABILITY,
ORDINANCES IN CONFLICT; AND PROVIDING AN EFFECTIVE DATE.
SUMMARY OF REQUEST
At the City Commission's July 21, 2009 meeting Commissioner Palmer requested the
Planning Board to consider adding a new "Neighborhood Center/Mixed Use (Four
Story)" future land use category into the currently pending EAR Based Text
Amendments. This renewed effort is in the form of a draft ordinance which adopts the
proposed land use category as previously contained in the Evaluation and Appraisal
Report Based Text Amendment document (adopted in August 2007) with the specific
exception that the residential density maximum is limited to 30 units per acre. There was
concern expressed at the meeting that a new land use, category could be used at other
locations in the City, unless a geographic limitation was included in the land use category
description itself. Attached is an excerpt from the July 21, 2009 City Commission
minutes. Commissioner Palmer's statement on the referral to the Planning Board is on
p.14.
The Commissioner has stated that the City must move forward on the Madson Square
project and that the purpose of her proposed ordinance is to create a compromise which
2
will allow implementation of the project and for the final adoption of the overall
Evaluation and Appraisal Report Based Text Amendment document.
LEGISLATIVE BACKGROUND
The final adoption of the Comprehensive Plan Evaluation and Appraisal Report Based
Text Amendments has been pending since August 23, 2007 when the document was
approved and sent to DCA. The document adopted in 2007 was approved by Florida
Department of Community Affairs (DCA) in January 2008.
The City Commission on several occasions has been unable to formally adopt the second
reading ordinance for the amendments. The primary reason for the delay has been
disagreement on the standards and applicability of the proposed Future Land Use
Category "Neighborhood Center /Mixed Use District (Four Story)" which would be
needed to implement the Madison Square Project. During the past year a number of
questions on density, current economic conditions and neighborhood impact has raised
concerns.
The City Commission at its July 28, 2009 meeting adopted Ordinance No.13 -09 -2005
which removed the proposed Future Land Use Category "Neighborhood Center /Mixed
Use District (Four Story)" from the Evaluation and Appraisal Report Based Text
Amendment document adopted on August 23, 2007. This ordinance has been forwarded
to the Florida Department of Community Affairs.
NEW PROPOSAL FROM CITE' COMMISSION
The new proposal introduced by Commissioner Palmer and referred to the Planning
Board is to re -adopt the proposed Future Land Use Map category entitled "Neighborhood
Center/Mixed Use District (Four Story) ". It incorporates the same language and standards
of the previous version of the land use district with the only exception being that the
residential density maximum shall be limited to 30 units per acre. Attached is, a draft
ordinance which would re -insert the "Neighborhood Center /Mixed Use District (Four
Story)" into the EAR Based Text Amendment document.
The actual wording of the land use category is shown on two alternative exhibits. Exhibit
"A" uses the exact wording that was submitted in August 2007 with a 30 unit per acre
maximum in place of 60 units per acre. Exhibit `B" is a more simplified description of
the land use category also with a 30 unit per acre maximum in place of the 60 units per
acre and it does include a geographic delineation limiting the use of this proposed land
use category to the Madison Square project area. Exhibit `B" was at one time considered
and approved on first reading by the City Commission at its April 22, 2008 meeting,
however, final adoption on second reading was not approved.
RECOMMENDATION
The Planning Board is being requested to hold a public hearing and provide a
recommendation specifically on the attached draft ordinance adopting a revised new
Future Land Use Category entitled "Neighborhood Center /Mixed Use District (Four Story)"
including a selection of one of the two alternative wordings shown on Exhibit "A" or
Exhibit "B ".
Attachments:
Draft Ordinance and Attachment "A: "
City Commission Minutes Except 7 -21 -09
Ord. No. 13 -09 -2005
Public Notices
TJV /SAY
X:\PB\PB Agendas Staff Reports\2009 Agendas Staff Reports \8- 19- 09\PB -09 -019 EAR Add New Mad Sq FLUM .doc
ORDINANCE NO. 13 -09 -2005
AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF SOUTH MIAMI, FLORIDA, AMENDING THE 2007 SOUTH MIAMI
EVALUATION AND APPRAISAL REPORT (EAR) BASED TEXT
AMENDMENT DOCUMENT ADOPTED BY THE CITY COMMISSION ON
AUGUST 23, 2007 AND FOUND CONSISTENT WITH STATE LAW BY THE
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS ON JANUARY 18; 2008,
IN ORDER TO REMOVE FROM THE FUTURE LAND USE ELEMENT A
PROPOSED NEW. FUTURE - LAND USE CATEGORY ENTITLED.
"NEIGHBORHOOD CENTER / MIXED USE DISTRICT "; PROVIDING FOR
SEVERABILITY, ORDINANCES IN CONFLICT; AND PROVIDING AN
EFFECTIVE DATE.
WHEREAS, the Florida Legislature intends that Iocal planning be a continuous
and ongoing process; and
WHEREAS, Section 163.3191, Florida Statutes, directs local governments to
periodically assess the success or failure of the adopted plan to adequately address
changing conditions and State policies and rules; and
WHEREAS, Section 163.3191, Florida Statutes, directs local governments to
adopt needed amendments to ensure that the.plan provides appropriate policy guidance
for growth and development; and
WHEREAS, . the City completed its proposed Evaluation and Appraisal Report
Based Textural Amendments consistent with the requirements of Chapter 163, Part III,
F.S., and Rule 9J -5 and 9J -11, F.A.C;; and
WHEREAS, the City Commission at a special meeting on August 23, 2007
reviewed and revised the final Evaluation and Appraisal Report Based Text amendments
to the Com.prehensive Plan, and adopted on first reading an ordinance approving the
Report and authorized its transmittal to the Florida Department of Community Affairs for
review and comment; and
WHEREAS,, the Florida Department of Community Affairs in a communication
dated January 18, 2008 transmitted an Objections, Recommendations, and Comments
(ORC) Report which report found that the EAR Comprehensive Plan amendments to be
consistent with Rule 9J -5, Florida Administrative Code and Chapter 163, Part II, Florida
Statutes; and
WHEREAS, the City of South Miami was required by Florida State Statute
Section 163.3191 to adopt by ordinance the final Evaluation and Appraisal Report Based
Text Amendments by May 18, 2008; and
Ord, no. 13 -09 -2005
WHEREAS, the City Commission at meetings on April 1, 2008; May 20, 2008,
and April 21, 2009 failed to adopt the Evaluation and Appraisal Report Based Text
Amendments; and
WHEREAS, it is proposed that in order to finalize and transmit the Evaluation
and Appraisal Report Based Text Amendments a revision to the original Evaluation and
Appraisal Report would be appropriate; and
WHEREAS, the Local Planning Agency (Planning Board) at its July 14, 2009
meeting, after public hearing, adopted a motion by a vote of 3 ayes 2 nays recommending
continuing support for the existing wording for the proposed Future Land Use Map
category entitled Neighborhood Center/Mixed Use District (Four Story) on pp. 16 and 17
of the Comprehensive Plan Evaluation and Appraisal Report Based Text Amendments
Document dated August 23, 2007.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION
OF THE CITY OF'SOUTH MIAMI, FLORIDA, THAT:
Section 1. The City Commission hereby approves that the City of South Miami
Comprehensive Plan Evaluation and Appraisal Report (EAR) Based Text Amendments
Document dated August 23, 2007 be adopted with the following change:
(1) Removal of the wording of the proposed Future Land Use Map category entitled
Neighborhood Center /Mixed Use District (Four Story) on p p-16 and 17 of the
Comprehensive Plan Evaluation and Appraisal Report Based Text Amendments
Document dated August 23, 2007. (see Exhibit A attached)
Section 2. The. City Commission hereby directs the City Manager to transmit this
ordinance to the Florida Department of Community Affairs and to formally request
consideration of the subject change to the Comprehensive Plan Evaluation and Appraisal
Report (EAR) Based Text Amendments Document approved on August 23, 2007.
Section 3. All ordinances or parts of ordinances in conflict with the provisions of
this ordinance are hereby repealed.
Section 4. If any section, clause, sentence, or phrase of this ordinance is for any
reason held invalid or unconstitutional by a court of competent jurisdiction, this holding
shall not affect the validity of the remaining portions of this ordinance.
Section 5. This ordinance shall be effective immediately after the adoption
hereof.
PASSED AND ADOPTED this 28 day of_ July , 2009
Ord. No. 13 -09 -2005
ATTEST:
T CLE-
READ AND APPROVED AS. TO
CITY
3
APPROVED:
MA OR
1St Reading: 7 / 21 / 0'
2nd Reading 7/28/09
COMMISSION VOTE
Mayor Feliu:
-�_ Vice Mayor Beasley:
Commissioner Palmer:
Commissioner Newman:
Commissioner Sellars:
3 -1
absent
Yea.
Nay
Yea
Yea
EXHB.I''T "A"
Proposed Amendment
BAR Based 'Next Amendments
Chapter 1 Future Land Use Element
(pp. 16-17)
FUTURE LAND USE CATEGORY
(as adopted on first reading 8- 23 -07; submitted to DCA)
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MIAMI DAILY BUSINESS REVIEW
Published Daily except Saturday, Sunday and
Legal Holidays
Miami, Miami -Dade County, Florida
STATE OF FLORIDA
COUNTY OF MIAMI -DADE:
Before the undersigned authority personally appeared
V. PEREZ, who on oath says that he or she is the
LEGAL CLERK, Legal Notices of the Miami Daily Business
Review f /k/a Miami Review, a daily (except Saturday, Sunday
and Legal Holidays) newspaper, published at Miami in Miami -Dade
County, Florida; that the attached copy of advertisement,
being a Legal Advertisement of Notice in the matter of
CITY OF SOUTH MIAMI
PUBLIC HEARING - SEPT. 1, 2009
in the XXXX Court,
was published in said newspaper in the issues of
08/21/2009
Affiant further says that the said Miami Daily Business
Review is a newspaper published at Miami in said Miami -Dade
County, Florida and that the said newspaper has
heretofore been continuously published in said Miami -Dade County,
Florida, each day (except Saturday, Sunday and Legal Holidays)
and has been entered as second class mail matter at the post
office in Miami in said Miami -Dade County, Florida, for a
period of one year next preceding the first publication of the
attached copy of advertisement; and affiant further says that he or
she has neither paid nor promised any person, firm or corporation
any discount, rebate, commission or refund for the purpose
of securing this advertisement for publication in the said
Sworn to and subscribed before me
, AIN 2009
(SEAL)
V. PEREZ personally known to me
��. ••, MARIA I. MESA
*Q1• MY COMMISSION # DD 750170
EXPIRES: March 4, 2012
$`? Banded Thru Notary Pubic Underwriters
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7 t Tt3r
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NOTICE OF RUBLI`C HEARING
{r1 ?StT,.5r116312 t��t+Gi�21t3 ��..A, !.n- �Z.,:..i_•
NOTICE IS HEREBY given that theCity Commission of the City of South_
Miami,-' Florida — will- -conduct-Public' Helirings''at' its regular'''City;
Commissiontimeebng,:scheduleidifo'r"Tuesday; eSeptembere1; -2009'
b6girining at T30 p.m. in Elie City Coin isston Ch�
ambers 6130 Sunset
Drive, to'considerthe following items .r r,N W„},b;y , t
AN ORDINANCE OF�THE AY WAND CITY,COMMI$SIONrr t'
OF,THE CITY-OF SOUTH MIAMI FLORIDA;'AMENDING THEE _`
y2007„ SOUTH; MIAMI EVALUATION' "AND APPRAISAL' °_RE = ,
PORT (EAR), BASED;,TEXT;'iAMENDMENT ,DOCUMENT'
ADOPTEDaBYJHE CITY;iCOMMISSIO,', !"N . _23,rM ,t
2007; BY AMENDING,THECOMPREHENSIVE PLAN FUTURE
LAND USE ELEMENT IN ORDER TO.ADOPTA'NEW FUTURE -.
'
LAND USE,MAP CATEGOFi`foEtJTITLED' "NEIGHBORHOOD
CENTER /rtMIXED,USE DISTRICT ", *WHICH;AMENDMENT•r.,.
t WOULD ALLOW „FORaT.HE, IMPLEMENTATION OF'PLANS �;' .i
FOR THE 'ADISON'_SQUARE PROJECT;, PROVIDING. FOR'..,
SEVERABILITY, ORDINANCES IN CON �L�CT, AANDYPROVID,`'
- ING AN EFFECTIVE DATE: N ••rtn ;,,erg
�-. _...,.i.,..ria•a 7tias .....s >r •..• I fan�r`i ^. •� ;
f�a' +ti
ALL interested parties are invited to attend and will be heard` ;rv�• ^f
._e J.:... ,-. -.1 ¢.)1j .;i:G- f•3c:i:7G :5s• f J-f• _n.:,:. ^•. ��f' >r-i ...
For further information, please contact `the' P�lannin • and 26nl `g
Department Office at: 305 - 663 -6326.
Maria M. Menendez; CMC
rt •1c Et: to v sisi {mnisx, CrtyClerk
t'. :tS�.D:tC.;r.,i+ O =Pr ,_yal•,•J y;� 71 -.
Pursuant to Florida Statutes 286.0105, the City hereby advises the public
that if a person, decides to appeal -any decision made by. this Board,
to
Agency or Commission "with "respect ' any matter considered at its
meeting or hea6ii,' he or she will need a record of the proceedings, and
that for such purpose, affected. person may need to ensure that a verbatim
record.of.the proceedings is made which record include the testimony
and evidence upon which the appeal is to be based. * s-
8121 ' '' - . 09- 9-295/1293826M